higher jump in interest rates. overall we're still bullish. we're housing bulls. we see no reason based on the news from toll today to change that constructive view on the housing market. >> you mentioned in your note vertical development. anybody who lives in manhattan is starting to see a toll sign on a ten story condo building in mid town. is that a vanity play and material to quarters to come? >> urban infill is 20% of tolls ref few base. it's a long-term strategy. extremely high quality builder. they have expertise to go vertical in new york. it's a highly profitable segment. this is something which will continue to drive strong profit growth for toll brothers. >> interesting. not something you would think of immediately but something to watch. thanks for your time. >> thanks for having me. >>> from homes to mobile phone makers and a bid to raise some much needed cash. nokia signed a deal to sell and lease back its headquarters in finland. the unprofitable handset maker sold its building for about $220 million